DK430004RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.:  DK430004RO
                                                  
                                                RENT ADMINISTRATOR'S
                  SASSON REALTY                 DOCKET NO.:  DA430007B       
                                                         
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                       AND REVOKING RENT ADMINISTRATOR'S ORDER

               On November 13, 1989, the above-named petitioner-owner filed 
          a petition for administrative review of an order issued on October 
          11, 1989, by the Rent Administrator, concerning the housing 
          accommodation known as 350 Manhattan Avenue, New York, New York 
          wherein the Administrator determined the tenant's complaint of a 
          reduction of several building-wide services, which was filed on 
          January 9, 1989.

               The challenged order reduced the rent controlled tenants' 
          rents based on the results of an inspection conducted on July 13, 
          1989.  As the tenants did not request a rent reduction, the rent 
          stabilized tenants' rents were not reduced.  However, the owner was 
          directed to restore services to the required level.

               The tenants complained that the present owner drastically 
          curtailed the prior owner's practice of placing trash cans in the 
          basement, and was providing them at that location only during 
          evening hours.  At all other times, the trash cans were located in 
          the rear alleyway of the premises.  The tenants contended that 
          placing the trash cans outside the building resulted in seepage of 
          foul odors to adjoining apartments and an infestation of flies.  
          The tenants also complained that the elevator did not level 
          properly.

               The owner responded that trash cans were provided in adequate 
          numbers in the alleyway on the side of the building based on the 
          recommendation of the insurance company, and that the basement 
          access for trash deposit was restricted to prevent vandalism, to 
          increase building security, and to eliminate vermin infestation in 
          the basement areas.  The owner also stated that the elevator was 
          recently inspected by their elevator maintenance contractor and was 
          found to be in good working order.












          DK430004RO

               The inspector found that the storage of trash receptacles and 
          containment of building refuse was improper, in that lids were 
          missing for three of the six trash cans provided, and that the 
          elevator did not level on the first floor.  The inspector also 
          reported that there was no evidence of foul odors.

               On appeal, the owner asserts that the conditions have been 
          corrected, and requests that the rents be restored.  Copies of the 
          owner's appeal were served on the tenants on March 5, 1990.  
          Several tenants responded disputing the owner's claim that services 
          were restored.  Some tenants also assert that, shortly after the 
          Administrator issued the order under appeal, the elevator was out 
          of operation for a few months.

               The New York City Department of Buildings (DOB) has long- 
          established comprehensive procedures and inspection programs in 
          place, and the City staff engaged in carrying out these programs 
          also has the necessary technical expertise to conduct periodic 
          inspections; to interpret and apply relevant codes, regulations and 
          industry standards; and to issue violations.  Furthermore, in view 
          of the City's greater experience with elevator enforcement, the 
          City is in a better position than the DHCR to determine appropriate 
          performance standards and ancillary equipment for elevators of 
          varying age and manufacture.

               The tenants complained about levelling problems.  A review of 
          the DOB inspections conducted between the time the tenants filed 
          their complaint in January 1989, and the date the Administrator 
          issued his order on October 11, 1989 revealed no violations for the 
          failure of the elevator to level properly.  

               Turning to the trash storage complaint, the Commissioner notes 
          that the condition cited in the Administrator's determination, 
          i.e., that trash can lids were missing, did not reflect the 
          tenants' complaint that the trash cans were relocated from the 
          basement to the alleyway.  Nor can the complaint be considered to 
          have raised an issue of base date services.  In fact, the tenants' 
          complaint also reflected that the owner complied with the rules 
          regulating the collection, retention and disposal of trash, by 
          keeping upon the premises sufficient, proper and separate 
          receptacles for the deposit of refuse, and by placing two 
          receptacles within the building between 6 p.m. and 8 p.m..  
          Moreover, the inspector's report that there was no evidence of foul 
          odors contradicted the tenants' allegations.

               Since the Administrator did not cite other conditions, the 
          Administrator's determination that there were service decreases 
          should be revoked.  Rent arrears may be due the owner from rent 
          controlled tenants as a result of this order.  Arrears, if 
          any,shall be payable in monthly installments, not to exceed the 
          monthly amount revoked herein.







          DK430004RO

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, the City Rent Control Law, and the Rent 
          and Eviction Regulations, it is 

               ORDERED, that the owner's petition be granted and that the 
          Administrator's order be revoked in accordance with the above.


          ISSUED:
               





                                                  ___________________        
                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        
                                                 

                    






    

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